Lentor Hills estate · District 26 · eight projects side by side
Lentor Signature vs the other Lentor Hills launches: eight condos compared
Seven Lentor projects have launched since September 2022, and URA's caveat records show what buyers paid at each. The eighth, the Lentor Central GLS site that the PropNex register calls Lentor Signature, has the dearest land in the estate and no small units. Here is how it lines up against the rest on land cost, price, unit mix and completion.
My verdict, as at 8 November 2026: Lentor Signature carries the estate's highest land cost, $1,278 psf ppr against $920 to $1,204 for its neighbours, sits beside Lentor MRT, and is the only Lentor project with no one- or two-bedders. My model puts its launch average at roughly $2,300 to $2,500 psf. It suits family buyers, not small-unit investors.
The master table
How do the eight Lentor Hills projects compare?
Eight private condominiums make up the Lentor Hills estate around Lentor station on the Thomson-East Coast Line. Five are fully sold, two still have developer units, and one, Lentor Signature, has not launched. The table puts the facts that matter most for a buyer in one place: who built it, what the land cost, what buyers have actually paid per square foot, and when it completes.
| Project | Developer | Launched | Homes | Land, psf ppr | New-sale median psf (caveats) | Status, 6 Nov 2026 | TOP |
|---|---|---|---|---|---|---|---|
| Lentor Modern, Lentor Central | GuocoLand | Sep 2022 | 605 | ~$1,204 | $2,108 (605) | Fully sold | Not in my sources |
| Lentor Hills Residences, Lentor Hills Road | GuocoLand, Hong Leong, TID | Jul 2023 | 598 | ~$1,060 | $2,115 (598) | Fully sold | Not stated (URA pipeline: n/a) |
| Hillock Green, Lentor Central | Lentor Central Developments Pte Ltd | Nov 2023 | 474 | ~$1,108 | $2,159 (474) | Fully sold | 2H 2026, developer record, not confirmed |
| Lentoria, Lentor Hills Road | TID | Mar 2024 | 267 | ~$1,130 | $2,224 (252) | 13 left, from $1,288,000 | Q2 2027, developer record (URA pipeline: 2026) |
| Lentor Mansion, Lentor Gardens | GuocoLand, Hong Leong | Mar 2024 | 533 | ~$985 | $2,262 (533) | Fully sold | Not in my sources |
| Lentor Central Residences, Lentor Central | Hong Leong-led, with GuocoLand and CSC Land | Mar 2025 | 477 | ~$982 | $2,214 (477) | Fully sold | 2027 (URA pipeline) |
| Lentor Gardens Residences, Lentor Gardens | Kingsford | Jul 2026 | 499 + 3 shops | ~$920 | $2,357 (309) | 165 left, from $1,594,900 | 3Q 2029, developer record |
| Lentor Signature, Lentor Central | GuocoLand, Intrepid (Hong Leong), TID | Not yet; 1H 2027 guidance | ~553 | $1,278 | No sales yet | Launching soon, no price | Not confirmed (filed completion 30 Mar 2029) |
Source: URA Data Service, private residential caveats, accessed 10 Oct 2026 (licence terms at /disclaimer/#ura-licence). "New-sale median psf" is the median of every new-sale caveat lodged for the project up to 10 Oct 2026; the count is in brackets. Lentoria shows 252 caveats against 267 homes because not every sale had been caveated by then; Lentor Gardens Residences' 309 cover July to early October 2026 only. Land psf ppr is approximate, from the PropNex Lentor Signature project team e-book (3 Nov 2026); Lentor Signature's is from URA's award (6 Mar 2026). Status and units left: PropNex register, 6 Nov 2026. TOP: developer records as listed on the register, and the URA Data Service development pipeline, read 8 Nov 2026, where "n/a" means URA lists no year. Lentor Signature's 553 homes are GuocoLand's figure; the register still carries the tender-stage 580.
Who each project was built for
How much of each Lentor project is three bedrooms or larger?
The unit mix tells you who a developer expected to sell to. Across the seven launched projects, 3,453 homes, the split is almost even: 1,676 one- and two-bedders and 1,777 homes of three bedrooms or more. Lentor Signature breaks that pattern completely.
| Project | 1BR | 2BR | 3BR | 4BR | 5BR | Total | 3BR and larger |
|---|---|---|---|---|---|---|---|
| Lentor Modern | 63 | 231 | 248 | 63 | 0 | 605 | 51.4% |
| Lentor Hills Residences | 74 | 219 | 197 | 108 | 0 | 598 | 51.0% |
| Hillock Green | 22 | 193 | 175 | 84 | 0 | 474 | 54.6% |
| Lentoria | 23 | 120 | 70 | 54 | 0 | 267 | 46.4% |
| Lentor Mansion | 0 | 214 | 199 | 75 | 45 | 533 | 59.8% |
| Lentor Central Residences | 55 | 210 | 106 | 106 | 0 | 477 | 44.4% |
| Lentor Gardens Residences | 0 | 252 | 139 | 105 | 3 | 499 | 49.5% |
| Seven launched projects | 237 | 1,439 | 1,134 | 595 | 48 | 3,453 | 51.5% |
| Lentor Signature (preliminary) | 0 | 0 | ~77% | ~23% | 0 | ~553 | 100% |
How I counted: each bedroom column adds up every variant with that many bedrooms, so study, flex, yard, premium, classic, compact and dual-key types stay in their bedroom group. Lentor Hills Residences' 1BR is 35 + 39 1BR+Study = 74; its 2BR is 108 + 111 2BR+Study = 219; its 3BR is 88 + 101 3BR+Yard + 8 3BR Dual Key = 197; its 4BR is 100 + 8 Dual Key = 108. Hillock Green's 2BR is 66 + 66 Classic + 61 +Study = 193, its 3BR 66 + 88 +Study + 21 Premium = 175, its 4BR 22 Classic + 62 Premium = 84. Lentoria's 2BR is 92 + 28 +Study = 120, 3BR 48 + 22 Premium = 70, 4BR 38 + 16 Premium = 54. Lentor Central Residences' 1BR is 53 + 2 1BR+Study = 55, 2BR 79 + 131 +Study = 210, 3BR 53 + 53 +Yard = 106. Lentor Gardens Residences' 3BR is 15 Compact + 15 +Study + 77 Premium + 32 Premium+Study = 139, its 4BR 60 Compact + 45 Premium = 105, and its 5BR column is the 3 strata terraces; the 3 shops are excluded. "3BR and larger" = (3BR + 4BR + 5BR) ÷ total, rounded to one decimal place; for example Lentor Mansion (199 + 75 + 45) ÷ 533 = 59.8%. Counts are the original published schedules as compiled in the PropNex Lentor Signature project team e-book (3 Nov 2026). Lentor Signature's split is the developer's preliminary figure from its 22 Oct 2026 briefing; exact counts and sizes are not confirmed.
A note on square feet before you compare psf. Lentor Modern, Lentor Hills Residences, Hillock Green and Lentoria were planned on the old floor-area basis. Lentor Mansion, Lentor Central Residences, Lentor Gardens Residences and Lentor Signature use URA's harmonised definitions, which measure to the middle of walls and leave voids out of the strata area. There is no fixed conversion between the two, so psf is not strictly comparable across the groups and part of any gap between them is a measuring gap.
My read on the mix: Lentor Mansion was already the most family-heavy of the seven at 59.8%, and it still sold two-bedders as two homes in every five. Lentor Signature, on the preliminary split, would be the first Lentor launch with nothing under three bedrooms. That changes who walks into the showflat.
Four years of launches
How has the Lentor price ladder moved since 2022?
The cleanest way to see the estate's price path is each project's launch month: the caveats lodged in the month the doors opened. That strips out later price rises and the clearing of leftover units.
| Launch month | Project | Caveats that month | Launch-month median psf | Area basis |
|---|---|---|---|---|
| Sep 2022 | Lentor Modern | 500 | $2,106 | Old |
| Jul 2023 | Lentor Hills Residences | 330 | $2,107 | Old |
| Nov 2023 | Hillock Green | 128 | $2,115 | Old |
| Mar 2024 | Lentoria | 60 | $2,129 | Old |
| Mar 2024 | Lentor Mansion | 403 | $2,269 | Harmonised |
| Mar 2025 | Lentor Central Residences | 453 | $2,213 | Harmonised |
| Jul 2026 | Lentor Gardens Residences | 267 | $2,357 | Harmonised |
Source: URA Data Service, private residential caveats, accessed 10 Oct 2026 (licence terms at /disclaimer/#ura-licence). Launch month = the first calendar month with new-sale caveats for the project; psf = transacted price ÷ strata area in sq ft; median of all new-sale caveats that month. My calculation from the raw rows.
Three things stand out to me.
- The old-basis projects barely moved at launch. Lentor Modern, Lentor Hills Residences, Hillock Green and Lentoria opened within $23 psf of each other over 18 months, from $2,106 to $2,129.
- The step-up came with the harmonised projects, and not in a straight line. Lentor Mansion opened at $2,269 in March 2024, yet Lentor Central Residences opened lower, at $2,213, a year later. Its launch weekend was strong all the same: EdgeProp reported 93% sold at an average of $2,200 psf.
- From Lentor Modern in September 2022 to Lentor Gardens Residences in July 2026, the launch-month median rose about 11.9%, from $2,106 to $2,357, with the change of area basis in between. EdgeProp reported 54% of Lentor Gardens Residences sold on launch day at an average of $2,350 psf.
The later sales matter too. Lentoria's 17 new-sale caveats in 2026 (to 10 October) have a median of $2,439 psf, well above its $2,129 launch month. Lentor Modern's 66 sub-sales, homes resold before completion, have a median of $2,398 psf against a new-sale median of $2,108. My read: the first buyers in this estate have been rewarded on paper. That is a record of the past, not a promise for the next launch.
The land bill
What does a $1,278 psf ppr land price imply for Lentor Signature?
URA awarded the Lentor Central site on Friday 6 March 2026 to GuocoLand (Singapore), Intrepid Investments and TID Residential for $657.1 million, or $1,278 per square foot per plot ratio. The tender had closed on Tuesday 3 March with five bids. The site is 171,424 sq ft with a gross plot ratio of 3.0 and a maximum gross floor area of 47,778 sq m, on a 99-year lease.
Land psf ppr is the land price divided by the floor area the developer may build, so it is the land cost baked into every square foot of that floor area. On that measure Lentor Signature's land costs $74 psf ppr more than Lentor Modern's (~$1,204), the next dearest in the estate, and $358 more than Lentor Gardens Residences' (~$920), the cheapest. Gross floor area is not the same as the strata area you buy, so treat these gaps as a guide to cost pressure, not a price difference.
| Line | $ psf | What it is |
|---|---|---|
| Land | $1,278 | Fact: URA award, 6 Mar 2026 |
| Breakeven | about $2,070 | My model: land plus my own construction and soft-cost assumptions |
| Launch average | roughly $2,300 to $2,500 | My model with a normal developer margin; not a forecast and not a price list |
| Lentor Gardens Residences, new sales | $2,357 median | URA, 309 caveats, Jul to early Oct 2026 |
| Lentor Gardens Residences, units left | $2,326 to $2,583 | PropNex register, 165 units, 6 Nov 2026 |
| Lentoria, units left | $2,394 to $2,586 | PropNex register, 13 units, 6 Nov 2026 |
| Lentor Modern, sub-sales | $2,398 median | URA, 66 caveats to 10 Oct 2026 |
Model by Viona, using the land price from URA's award (pr26-15, 6 Mar 2026). Construction cost, soft costs and margin are my assumptions, set out on the Lentor Signature price and launch page. Caveat figures: URA Data Service, private residential caveats, accessed 10 Oct 2026 (licence terms at /disclaimer/#ura-licence). Register figures: PropNex register, 6 Nov 2026.
The developer's 22 October briefing indicated a three-bedroom starting price below $2 million. That is preliminary and not a price list, and Lentor Signature's sizes are not released, so I cannot give its psf. What I can do is show what $2 million means on the three-bedroom sizes of the last two Lentor launches, which use the same harmonised area basis.
| Project and type | Size, sq ft | $2,000,000 ÷ size |
|---|---|---|
| Lentor Gardens Residences, 3BR Compact | 872 | $2,294 psf |
| Lentor Central Residences, 3BR | 915 | $2,186 psf |
| Lentor Gardens Residences, 3BR+Study | 936 | $2,137 psf |
| Lentor Gardens Residences, 3BR Premium | 1,001 to 1,012 | $1,976 to $1,998 psf |
| Lentor Central Residences, 3BR+Yard | 1,076 | $1,859 psf |
Sizes from the published unit schedules as compiled in the PropNex Lentor Signature project team e-book (3 Nov 2026). The psf column is $2,000,000 divided by the size, a ceiling for a start price "below $2 million", not a quoted price.
An entry price is normally the cheapest stack on a low floor, so it sits below a project's average psf. Read that way, a sub-$2 million start on a compact three-bedder of about 870 to 940 sq ft fits my $2,300 to $2,500 average band. A sub-$2 million start on a three-bedder of 1,000 sq ft or more would put the entry unit under $2,000 psf, and I would revisit my model. That is the first number I will check when the price list lands.
My read: my model band sits on top of where the estate's newest stock is transacting today, not above it. Two things pull in different directions. The land is the dearest in Lentor, which pushes the developer up. But a mix of only three- and four-bedders usually lands at a lower average psf than a project padded with one- and two-bedders, because larger homes tend to sell for less per square foot. So a Lentor Signature average close to its neighbours could still mean a higher cheque per home than you are used to seeing in Lentor.
Lentor Signature has no prices yet · as at 8 November 2026
Tell me your budget and the bedroom count you need. I compare Lentor Signature's preliminary mix with the units still open at Lentoria and Lentor Gardens Residences, and with Lentor resale, and send you the side-by-side. When the price list lands, you get it from me the same day.
Got it. I will email you the Lentor Signature price list when it is released. Want the side-by-side now? Tell me on WhatsApp.
Tell me on WhatsAppMatching project to buyer
Which Lentor project suits which buyer?
With five of the seven sold out, the real choice for most buyers in November 2026 is between three routes: Lentor Signature when it launches, the units still open at Lentoria and Lentor Gardens Residences, or resale and sub-sale in the completed and nearly completed projects.
Three-bedroom family buyers
This is the buyer the Lentor Central GLS project is designed for. On the preliminary split, about 77% of its homes are three-bedders and 23% four-bedders, and the briefing describes a range of three-bedroom layouts, some with a premium living and dining, plus a four-bedroom with flex space. You also get the station on your doorstep. The trade-off is time: you would be buying in 2027 for a completion that is not confirmed, with 2029 the date on file. If you need a three-bedder sooner, the older projects' three-bedders come up on the resale and sub-sale market, and Lentor Gardens Residences launched with 139 homes of three bedrooms. Which of those are still unsold changes daily, so ask me before you visit.
Investors who want small units
Lentor Signature, on the preliminary mix, has nothing for you. The estate's one-bedders are elsewhere: 63 at Lentor Modern, 74 one-bedroom types at Lentor Hills Residences, 55 at Lentor Central Residences, 23 at Lentoria and 22 at Hillock Green. All but Lentoria's are now secondary-market only. The register's lowest Lentoria price on 6 November 2026 was $1,288,000. If rental yield on a small quantum is your goal, I would compare those against each other rather than wait for a launch that does not offer the size.
Buyers who need keys sooner
Two projects are closest to completion on the records I hold. Hillock Green's developer record says 2H 2026, not yet confirmed; it is sold out, so you would buy on the sub-sale or resale market (see Hillock Green, now sold out). Lentoria's developer record says Q2 2027 and URA's pipeline table says 2026; 13 units were left on 6 November 2026. Lentor Central Residences shows 2027 in URA's pipeline. Against that, Lentor Gardens Residences' developer record is 3Q 2029 and Lentor Signature's filed completion date is 30 March 2029. If you are selling an HDB flat or need to move by a set date, a two- to three-year gap matters more than a few dollars psf.
Buyers happy to wait for a 2029 completion
The progressive payment schedule spreads your outlay over the build, which is why many upgraders like a later completion. Between Lentor Gardens Residences and Lentor Signature the choice is mostly about mix and position: Lentor Gardens Residences has two-bedders and the estate's lowest land cost behind it; Lentor Signature has the station and only larger homes. My read: if you want a three-bedder beside the MRT and can wait, hold your decision until Lentor Signature's prices are out, then compare like for like on Lentor Gardens Residences' live price list.
The supply argument
Will Lentor Signature face resale and rental competition?
Yes, and it is the strongest argument against buying anything in Lentor without a plan. Several projects reach completion between 2026 and 2029 on the dates I can source. When a project completes, some owners sell and some let out their units at the same time, and they compete with each other first.
| Project | Homes | Completion on record | Record |
|---|---|---|---|
| Hillock Green | 474 | 2H 2026 | Developer record, not yet confirmed |
| Lentoria | 267 | 2026 to Q2 2027 | URA pipeline 2026; developer record Q2 2027 |
| Lentor Central Residences | 477 | 2027 | URA pipeline, read 8 Nov 2026 |
| Lentor Gardens Residences | 499 | 3Q 2029 | Developer record |
| Lentor Signature | ~553 | 2029 | Register 2029; filed completion 30 Mar 2029; not confirmed by the developer |
Lentor Modern, Lentor Hills Residences and Lentor Mansion are left out because I hold no completion date for them that I can cite; URA's pipeline table lists no year for Lentor Hills Residences. Homes: published unit schedules and GuocoLand's figure for Lentor Signature.
The three-bedroom overlap is the one I would watch. The seven launched projects hold 1,134 three-bedders and 643 homes of four or five bedrooms. On the preliminary split, Lentor Signature adds roughly 425 three-bedders and 127 four-bedders, my arithmetic on 553 homes. Its future resale buyers will be comparing it with a deep pool of similar family homes a few minutes' walk away.
My read on how Lentor Signature holds up: the station position and the family-only mix help, because there is no block of small units to undercut each other on rent. The land cost is the risk. If it launches near the top of my band, its first owners start from a higher base than neighbours who bought at $2,100 to $2,200 psf, and they will meet those neighbours in the resale market. None of this is a forecast; it is the question I would want answered before booking.
Quick answers
Lentor Signature and the Lentor condos: common questions
Is Lentor Signature more expensive than other Lentor condos?
Its prices are not out as at 8 November 2026. Its land cost is the highest in the estate at $1,278 psf ppr, against about $920 to $1,204 for the other seven projects. My own model puts its launch average at roughly $2,300 to $2,500 psf, while Lentor Gardens Residences' new sales have a URA caveat median of $2,357 psf. The model is my estimate, not a forecast or a price list.
Which Lentor condos still have units for sale?
As at 6 November 2026 the PropNex register showed 13 units left at Lentoria, from $1,288,000, and 165 at Lentor Gardens Residences, from $1,594,900. Lentor Modern, Lentor Hills Residences, Hillock Green, Lentor Mansion and Lentor Central Residences were fully sold. Lentor Signature has not launched.
What projects are in Lentor Central?
Three launched projects are on Lentor Central in URA's records: Lentor Modern (605 homes), Hillock Green (474) and Lentor Central Residences (477). The fourth is the Lentor Central GLS site awarded on 6 March 2026, about 553 homes, which the PropNex register lists as Lentor Signature.
Does Lentor Signature have one- or two-bedroom units?
Not on the developer's preliminary mix from its 22 October 2026 briefing: about 77% three-bedroom and 23% four-bedroom, with no one- or two-bedders. Final counts and sizes are not confirmed. On that mix it would be the only project in the Lentor Hills estate without small units.
When will Lentor Signature launch?
GuocoLand guided a launch in 1H 2027 on 28 August 2026. The developer's 22 October 2026 briefing targeted a preview in Q1 2027, and the SingMap record says March 2027. None of these is a confirmed date as at 8 November 2026, and the sales gallery opening along Lentor Hills Road has not been announced.
When do the Lentor condos complete?
On the records I hold: Hillock Green 2H 2026 (developer record, not confirmed), Lentoria 2026 in URA's pipeline and Q2 2027 on the developer record, Lentor Central Residences 2027 in URA's pipeline, Lentor Gardens Residences 3Q 2029 (developer record), and Lentor Signature with a filed completion date of 30 March 2029, not confirmed by the developer.
Which Lentor condo is closest to Lentor MRT?
Lentor Modern is integrated with Lentor MRT (TE5) and its 90,000 sq ft mall. The Lentor Signature site sits beside the station on Lentor Central. Actual walking times depend on the final access routes, so I measure them on foot rather than quote a brochure.
Where every number comes from
Sources and dates
- URA, award of the Lentor Central GLS site (pr26-15), Fri 6 Mar 2026; tender closed Tue 3 Mar 2026 with five bids. Land price, $ psf ppr, site area, plot ratio and maximum GFA.
- GuocoLand development update, Thu 2 Jul 2026 (three towers of 26, 26 and 27 storeys, about 553 homes), and FY2026 results, Fri 28 Aug 2026 (launch guidance 1H 2027).
- Developer introductory briefing, Thu 22 Oct 2026, as relayed in the PropNex Lentor Signature project team e-book prepared Tue 3 Nov 2026: preliminary unit mix, three-bedroom start below $2 million, Q1 2027 preview target, design team (ADDP Architects, Ortus Design). The same e-book compiles the seven earlier projects' published unit schedules, approximate site areas, plot ratios and land psf ppr.
- URA Data Service, private residential caveats, accessed Sat 10 Oct 2026: every new-sale and sub-sale median, caveat count and launch-month figure on this page, my calculation from the raw rows. Licence terms at /disclaimer/#ura-licence.
- URA Data Service, private residential development pipeline, read Sun 8 Nov 2026: expected completion years for Lentoria (2026) and Lentor Central Residences (2027); no year listed for Lentor Hills Residences or Lentor Gardens Residences.
- PropNex register, Fri 6 Nov 2026: units left and starting prices at Lentoria and Lentor Gardens Residences, fully sold status of the other five, Lentor Signature listed as "Launching Soon" with 580 tender-stage units and no price, and developer TOP records.
- SingMap project record for Lentor Signature: launch shown as March 2027; sales gallery along Lentor Hills Road near Lentor MRT, opening not announced.
- Reported by EdgeProp: Lentor Central Residences 93% sold on its March 2025 launch weekend at an average of $2,200 psf; Lentor Gardens Residences 54% sold on its 18 Jul 2026 launch day at an average of $2,350 psf. Press reports at launch, not re-checked against a developer release.
- Lentor Signature cost model: my own, land from URA, other lines my assumptions. Not a forecast and not investment advice.
Updated Sun 8 Nov 2026. I refresh this page when Lentor Signature's prices are released and when URA's caveat data moves the medians.
Next steps
Keep reading
- Thomson Reserve review — ten days after launch, 90% sold, what the last 121 units are worth
- Lentor Signature vs Thomson Reserve, vs One Chuan Grove, vs Chencharu Central and vs Lentor Gardens — both projects on one timeline
- Lentor Signature: site, land price, launch window and live status
- How the Lentor Signature e-application will work
- Lentor Gardens Residences price list and balance units
- Lentoria: the last units on Lentor Hills Road
- Hillock Green (sold out): project record and TOP
- Every condo launch expected in 2027
- New launch vs resale: which suits you
- All new launch condos in Singapore